Summary - Manor Farm Stud, Bells Yew Green Road, Bells Yew Green TN3 9BH
9 bed 4 bath Detached
Large rural estate with planning for six additional dwellings and existing holiday income.
Circa 60 acres across five lots, highly private setting
An exceptionally rare circa 60-acre country estate on the Kent/Sussex border offering wide-ranging development and income potential. The property comprises a three-bedroom main farmhouse with an attached two-bedroom holiday cottage, a detached four-bedroom barn conversion, extensive stables, paddocks and a gravelled courtyard. Two active shepherds’ huts already generate holiday-let income. Recently granted planning permission covers conversion of extensive outbuildings into six further single-storey dwellings, creating clear scope for a small rural hamlet or multiple holiday-let units.
The landscape and existing equestrian infrastructure are strong value drivers: large paddocks (circa 15 acres per principal lot), all-weather menage, multiple stables and workshops suit equine enterprises or agricultural diversification. The site is privately located down a long lane yet within 1.3–2.4 miles of rail links to London, making it accessible for buyers and guests. Fast broadband and a very affluent local area add appeal for higher-end holiday lets or second-home buyers.
There are material constraints to note. The barn had an agricultural occupancy condition (AOC) that is in the process of being lifted, and the current residential conversion permission carries a social housing payment liability if implemented as approved. The main house currently has an EPC rating of F (upgrade potential to D), oil-fired heating, timber-frame walls likely lacking modern insulation, and an expensive council tax band. Some buildings and services will need upgrading to meet lettings standards or modern residential expectations.
For developers or investors the site offers immediate planning leverage and diverse exit routes: retain as a private estate, implement residential conversions, or reapply permissions for holiday-let use (which could avoid the social housing payment). For equestrian buyers it presents ready-made facilities and grazing. Due diligence on the planning S106/AOC position, service upgrades, and conversion build costs is essential before commitment.
7 bedroom detached house for sale in Crowhurst Road, Catsfield, Battle, TN33 — £2,500,000 • 7 bed • 5 bath • 6448 ft²
5 bedroom detached house for sale in Frant, Tunbridge Wells, TN3 — £1,100,000 • 5 bed • 1 bath • 2870 ft²
5 bedroom detached house for sale in Pannel Lane, Pett, Hastings, East Sussex, TN35 — £1,795,950 • 5 bed • 3 bath • 2932 ft²
8 bedroom detached house for sale in Horns Hill, Hawkhurst, Cranbrook, Kent, TN18 — £3,500,000 • 8 bed • 2 bath • 5397 ft²
5 bedroom detached house for sale in Cowbeech, East Sussex BN27 — £995,000 • 5 bed • 1 bath • 329 ft²
4 bedroom detached house for sale in Frant, Tunbridge Wells, TN3 — £950,000 • 4 bed • 2 bath • 1912 ft²
